Auditing and strategic planning for buildings, their systems, and their efficiency have long been an important part of the facility and energy managers’ toolkit for decreasing energy demand and consumption. Typically, these audits were initiated to seek operational savings in their facilities, often through discrete measures affording attractive returns on investment. 

However, over the past several years, consultants have been asked to expand the scope of their auditing and assessment of buildings and their systems, based on a growing list of owner concerns and priorities. Beyond energy efficiency, the scope may include quantitative and qualitative concerns. Tailored according to the client’s goals and concerns, the scope often includes sustainability, resiliency, business continuity, security, and indoor environmental quality (IEQ).   

While all of these are important, indoor environmental quality is especially critical, because buildings are designed and constructed to support their occupants. While many building rating systems address IEQ, the WELL Building Standard is a global rating system focused on buildings’ systems and furnishings with respect to how they can improve employee comfort, health, morale and productivity. This includes:

• Indoor climate (temperature and relative humidity)
• Air flow rate 
• Carbon dioxide (CO₂) levels (ventilation) 
• Pollutants (biological, volatile organic compounds, dust and other particulate matter)
• Lighting
• Electro-climate (natural and artificial electrical and magnetic fields)
• Acoustics

Like many building rating and certification systems, the focus has typically been on the design of new facilities.  However, while many reports have noted that the existing building stock presents opportunities for improvements in energy efficiency, similar opportunities are available to improve existing facility IEQ. 

Health effects from poor IEQ may be experienced shortly after exposure or possibly years later.   While minor effects can include headaches; irritation of the eyes, nose and throat; dizziness; and fatigue, some individuals may experience more severe symptoms, including asthma or respiratory disease, heart palpitations or even heart disease. 

Like energy-focused audits, comprehensive IEQ audits involve a combination of visual inspections, discussions with facility personnel, measurements (through the use of specialized tools and instruments), feedback from occupants and data analysis.    

Indoor Air Quality (IAQ)

Indoor air quality (IAQ) is the subset of IEQ dealing with the indoor thermal environment and associated air quality. During an audit, professionals may conduct tests for air leakage, measure ventilation rates and CO₂ levels, and assess air quality for pollutants.  ASHRAE has developed several standards dealing with IAQ, including Standard 55: Thermal Environmental Conditions for Human Occupancy and Standard 62.1: Ventilation and Acceptable Indoor Air Quality.  

The COVID-19 pandemic brought an increased focus on indoor air quality to public spaces, requiring a review of HVAC ventilation, filtration, and air distribution systems. Many institutional and governmental clients commissioned “readiness” studies of their facilities to protect the occupants from the transmission of airborne viruses. Based on procedures recommended by professional organizations like ASHRAE, consultants review the layout and performance of the air distribution systems, as well as the capacity to add supplemental additional protective protocols, such as enhanced filtration and ultraviolet lighting disinfection, to the various HVAC systems. 

IEQ audits can uncover hidden sources of indoor air pollutants, such as inadequate ventilation, poor moisture control, or the presence of harmful materials.  Various tools are available for use, including handheld air quality sensors.  These devices typically measure air temperature, relative humidity, CO₂ and CO levels, and calculate wet bulb temperature and dew point.  Depending on the space and the need for more sophisticated monitoring, equipment is available using electro-chemical sensors for various gas measurements and optical particle counters for particulate measurements.   

Through the on-site assessment, an audit for IAQ might reveal that a building lacks proper ventilation (a closed outdoor air damper) and poor filtration (dirty or low-efficiency air filters) leading to stagnant air and increased concentrations of pollutants. With this information, appropriate measures can be taken to improve ventilation systems, ensuring the flow of ventilation air and increased air filtration to reduce pollutant buildup. 

IEQ audits can also help identify IAQ issues related to moisture and mold. By assessing the building envelope, including walls, roofs, and windows, auditors can detect areas of moisture intrusion that may promote mold growth. Identifying and addressing these issues can help prevent respiratory problems and other health issues associated with mold exposure.  

Visual Comfort - Lighting

Another important component of indoor environmental quality is visual comfort.  Lighting can affect occupants’ well-being, productivity, and morale.  Correct colors and brightness can make occupants feel energized. While lighting system evaluations, beyond photometric measurements, have often been considered subjective, there are a number of other physical properties used to objectively evaluate the visual environment. These include illuminance and its uniformity, luminance distribution, glare, light sources and their color rendition, and the amount of daylight. 

The WELL Building Standard developed eight features related to light quality and associated occupant satisfaction. These eight features include: light exposure and education, visual lighting design, circadian lighting design, glare control, enhanced daylight access, visual balance, electric light quality and the occupants’ control of lighting environment.  

Experienced lighting designers can take key measurements and evaluate existing lighting systems and associated finishes before making recommendations that can improve the occupants’ perception of their space, including their concentration and productivity.     

Electro-climate

Every day, we are exposed to an invisible world filled with electromagnetic fields (EMFs). Electric fields include anything that is electric and has a voltage, including cell phones, computers, WiFi routers, and power lines.  Magnetic fields include any equipment or appliance that has an electric motor, including electric vehicles.  

While low levels of EMF exposure are not considered harmful, prolonged exposure to high levels of EMFs can result in a range of symptoms and potential health risks, especially for individuals susceptible to electromagnetic hypersensitivity syndrome (EHS).

While the science and study on the health effects of EMFs is ongoing, there is a growing number of studies suggesting a possible link between EMF exposure and a range of health issues, from minor ones like headaches and sleep disturbances to more serious conditions like stress, depression, and even certain types of cancer.

Professionals with expertise in measuring EMF levels in facilities can make recommendations for mitigating them through strategically located EMF-emitting devices, various means of shielding, using wired connections in lieu of wireless and shutting off EMF-emitting devices when they are not required.   

Acoustics

While a person’s perception of sound can be subjective and various spaces require differing criteria, acoustics is another important aspect of indoor environmental quality. Beyond common measurements such as decibel level, additional considerations address background noise levels, frequency analysis, and reverberation time.   Various indoor parameters include noise criteria (NC), room criteria (RC) and speech privacy class (SPC). As with the other IEQ components noted above, a prolonged exposure to high sound levels, certain frequencies, and select tones can detrimentally affect an individual’s long-term health.  

When an audit includes a review by an experienced acoustical consultant, there are a number of strategies available to improve acoustic comfort in workspaces, including sound absorption materials, sound masking, soundproofing techniques, and strategically placing furniture.  

Comprehensive Approach

Building audits are expanding in scope to take a more comprehensive approach beyond energy, including all aspects of buildings’ systems, occupants’ comfort, and owners’ concerns and goals. Depending on the contractual scope, this often requires a diverse team of individuals with varied expertise and experience. 

Collaboration and coordination between team members is crucial.  While some recommendations may afford mutual benefits addressing multiple concerns, others may be at odds with various stakeholders’ concerns and goals, requiring owners to weigh their implementation. 

However, it is important to recognize that one of the primary functions of buildings and their systems is providing a safe and healthy environment for their occupants, ensuring their comfort and well-being.

This story was provided by the Associated Air Balance Council. Read more about AABC on their website.